Strata living is becoming increasingly common in Australia, and choosing a painting contractor is an important decision for your body corporate. Large buildings, varied surfaces and resident expectations can make strata painting more complex than a standard residential repaint.
The right contractor can help manage access, communication, quality and project timing. This checklist covers what to consider before requesting quotes and appointing a painter.
How do you choose the right strata painters?
Start by confirming what needs to be painted and who is responsible for the work. Painting common property, such as external walls, foyers, stairwells or shared hallways, will generally involve the body corporate. Painting inside an individual lot may be the lot owner’s responsibility, depending on the scheme’s plan of subdivision and regulation module.
Queensland Government guidance explains that responsibility depends on the boundaries shown in the registered survey plan and the regulation module applying to the scheme. The body corporate must maintain common property in a good and structurally sound condition, while a lot owner must maintain their lot in good condition.
Before approaching contractors, prepare a clear project brief covering:
- The areas and surfaces to be painted
- Any known damage, deterioration or water issues
- Whether the work is inside lots, on common property or both
- Access requirements, including balconies, driveways and shared walkways
- Preferred timing and any resident concerns
- The expected standard and finish
Your body corporate manager can help organise information and obtain quotes, but the manager does not automatically have authority to approve every project or appoint a contractor. Check the committee’s authority, available budget and approval process before asking contractors to begin work.
You can also refer to our body corporate maintenance factsheet for more information about maintenance planning.
What experience should a strata painting contractor have?
Look for painters who can demonstrate experience with shared residential buildings. Strata work may involve concrete and brick exteriors, internal hallways, stairwells, foyers, car parks and other areas used by multiple residents.
Ask contractors how they would manage:
- Work across multiple levels or buildings
- Resident access and movement through shared areas
- Protection of floors, gardens, vehicles and personal property
- Balconies, windows, doors and other areas adjoining lots
- Exclusion zones and pedestrian routes
- Possible access methods, such as elevated work platforms, scaffolding or abseiling
- Preparation of different surfaces before painting
The appropriate methods will depend on the site and the proposed work. A contractor should be able to explain the options, identify likely risks and recommend when qualified advice is needed.
Ask for examples of comparable projects and references from body corporate representatives or other strata professionals. Reviews can provide useful information about communication, workmanship and the contractor’s ability to work around residents.
What Queensland body corporate approvals and responsibilities should you check?
First, confirm whether the proposed work is maintenance or an improvement. Queensland Government guidance notes that the distinction can be difficult. A like-for-like replacement will generally be treated as maintenance, while a change to an existing item may be an improvement. The same guidance also notes that using a similar modern product because the original is unavailable does not automatically make the work an improvement.
The distinction matters because different approval processes may apply. For schemes under the Standard, Accommodation and Small Schemes Modules, an improvement to common property must be approved, with the required approval depending on the total cost of the improvement. The improvement limits include a basic improvements limit, an ordinary resolution improvement range and a higher category requiring a special resolution.
Painting can also involve substantial spending when it is maintenance. Do not split one building project into separate painting, scaffolding, materials or labour components to bring each part below a spending limit. The total cost of a single project must be considered.
For schemes under the Standard, Accommodation and Small Schemes Modules, the committee’s spending limit may be set by ordinary resolution. If no amount has been set, the relevant limit is calculated by multiplying the number of lots by $200. The committee must also allow for GST and confirm that sufficient money is available in the budget.
The major spending limit determines when quotes must be considered. If no different amount has been set, the limit is the lesser of $1,100 multiplied by the number of lots or $10,000. Spending above that limit does not automatically prevent the project, but at least 2 quotes must be obtained and considered in the relevant decision-making process.
These arrangements differ between regulation modules. Check the community management statement and obtain appropriate advice if the work involves an improvement, a significant budget or uncertainty about responsibility. You can also read our guide to caretakers and maintenance responsibilities when considering who should coordinate the work.
What should be included in a strata painting quote?
A useful quote should allow the committee and body corporate manager to compare like with like. It should describe the scope clearly, instead of simply stating that the building will be painted.
Ask for the quote to identify:
- Each building, area and surface included
- Surface preparation, repairs and cleaning
- The paint systems, products or product categories proposed
- The number of coats and expected finish
- Protection of adjoining property and common areas
- Access equipment, scaffolding and traffic management arrangements
- Labour, materials, GST and any additional charges
- Allowances for unexpected repairs or changes
- Proposed start date and estimated duration
- Resident access arrangements and likely disruptions
- Defects, touch-ups and warranty arrangements
- The person responsible for project communication
Clarify what is excluded. For example, a quote may not include repairs to damaged concrete, replacement of deteriorated surfaces or work inside individual lots.
Avoid accepting unclear contract language or a low initial price that does not explain how additional work will be charged. A detailed quote gives the body corporate a better basis for budgeting and reduces the chance of disagreements during the project.
How can you compare painting quality, materials and contractor capability?
Quality depends on preparation as well as the paint itself. Ask each contractor to explain how they will prepare concrete, brick, render, metal, timber and previously painted surfaces where relevant.
Queensland’s UV exposure, humidity and rain should be considered when selecting materials and planning the work. Ask whether the proposed products are suitable for the building’s location and surfaces, and whether the contractor has identified any substrate problems that need attention first.
Cheaper materials or limited preparation may create a risk of more maintenance and earlier repainting. The most expensive option is not automatically the best, so compare the expected finish, preparation process, products and project controls instead of price alone.
Check whether the contractor has the capacity to manage a large project and whether the people quoting the work will remain involved after appointment. Ask who will supervise the site, who will respond to questions and how quality will be checked before completion.
You should also check whether the proposed work requires a Queensland Building and Construction Commission licence. Queensland guidance states that individuals and companies must hold a QBCC licence for building work valued over $3,300, as well as certain types of work at any value. This does not mean every painting contractor requires a licence in every situation, so confirm the scope, value and applicable licence category before appointment.
Before signing a contract or paying money, ask to see the contractor’s physical or digital QBCC licence and check the QBCC licensee register.
How should you manage communication, access and scheduling?
Painting a shared building requires coordination between the contractor, body corporate manager, committee, lot owners, residents and other people using the property.
Before work begins, agree how the contractor will communicate:
- The project timetable and changes to it
- Areas affected each day
- Balcony, window or lot access
- Noise, odours, equipment and temporary closures
- Incidents, damage or unexpected conditions
- Progress updates and completion issues
Residents should receive practical information early enough to make arrangements. The method and timing of communication will depend on the project, the scheme’s by-laws and the agreed contract arrangements. Do not assume that every project has the same notification or access requirements.
Ask the contractor to nominate a foreman or project manager who can answer questions throughout the work. A clear contact point can help the body corporate manager coordinate concerns and resolve issues promptly.
Scheduling should consider resident preferences, access, weather, contractor availability and the need to keep shared areas usable. Off-peak hours may reduce disruption in some schemes, but this should be considered alongside noise requirements, by-laws and the contractor’s arrangements.
What should you check before appointing the painter?
Before making a recommendation or presenting a motion, review the contractors against the same criteria. Consider:
- Relevant strata or multi-unit experience
- References and recent comparable projects
- Scope, preparation and materials
- Licence requirements and QBCC records
- Insurance and contract terms
- Communication and supervision arrangements
- Access, safety and disruption controls
- Total price, GST and possible additional costs
- Capacity to meet the proposed schedule
Confirm that the proposed appointment matches the approval already obtained. If the scope, price or work changes, the body corporate may need to reconsider the decision.
The cheapest quote is not always the best option, and the most expensive contractor may not provide the best service. A careful comparison of scope, quality, capability, communication and value can help the body corporate choose a painter with realistic expectations and fewer avoidable problems.
Choosing the right strata painter means checking responsibility, approval requirements, contractor capability, quote detail and resident impacts before work starts. If you need help coordinating your body corporate maintenance project, contact our team at reception@stratacare.com.au.
